Does Awaab's Law apply to private landlords?

Not yet. Awaab's Law has covered social housing in England since 27 October 2025. The Renters' Rights Act 2025 lets ministers extend it to private tenancies, and a consultation on how runs until 18 December 2026.

Awaab's Law sets deadlines for landlords to investigate and fix serious hazards such as damp and mould. It does not add new repair duties. It puts time limits on the ones landlords already have. It is named after Awaab Ishak, who died in 2020 after long exposure to mould in his family's social rented home. This page sets out where it stands for private landlords in England as at 16 October 2026. It is general information. For your own case, check GOV.UK or get help from a solicitor or housing adviser.

Where it stands

The consultation does not set a start date for private lets. It says the earliest feasible date would be 2027, and asks whether to phase it in. Its impact assessment assumed 3 phases in 2028, 2029 and 2030, but that is a working assumption for costing, not a decision.

The timescales on the table

The government is using the social housing rules as its starting point and asks whether private landlords should have the same, shorter or longer time limits. None of these options is law yet.

For social landlords, any further preventive work must start, or steps towards it must be taken, within 5 working days, and the work must physically start within 12 weeks. If the home cannot be made safe in time, the landlord must arrange suitable alternative accommodation.

How it would be enforced

The Act works by writing a term into the tenancy. If a landlord misses a deadline, the tenant can take them to court for breach of contract, and the court can order the work, compensation and costs. Tenants could also complain to the new Private Rented Sector Landlord Ombudsman once it exists, which the government expects landlords to join in 2028. Councils would not enforce the timescales directly, but keep their powers to act on hazards.

What this means for you

Nothing in Awaab's Law binds a private landlord today. Your existing duties do. You must keep the structure, heating, hot water, wiring and sanitation in repair, keep the home fit to live in, and keep it free of category 1 hazards. Since 22 June 2026 councils can fine up to £7,000 where a landlord has not taken reasonably practicable steps to deal with a category 1 hazard. What is missing at the moment is a fixed deadline for each step, which is what Awaab's Law would add.

If the social housing rules were copied across unchanged, a tenant who reports mould spreading across a bedroom wall would need an investigation within 10 working days, about two working weeks, and the home made safe within 5 working days after that. A landlord who lives a long way from the property, or relies on one local tradesperson, should test now whether that pace is realistic.

Steps to prepare

1. Give tenants one clear way to report repairs, and record the date you first hear of each problem.
2. Line up contractors for damp and mould, heating and electrics who can attend at short notice.
3. If an agent manages repairs, read your agreement and check who does what, and how fast.
4. Deal with any damp and mould you already know about. It also counts under the planned Decent Homes Standard.
5. Respond to the consultation by 11.59pm on 18 December 2026 if you want your view counted.
6. Watch for the government response, which will set the rules and the start date.

The landlord section has more guides on the Renters' Rights Act and safety checks. The free MTD check shows when Making Tax Digital starts for you.